You definitely need to have your ducks in a row using a HML to get the project done quickly, on schedule and on budget.

There is no requirement to use them as mentors for doing the rehab projects as described in the horror story above, but they do their own underwriting so they will be investing themselves to assure the deal makes sense and is successful to assure they get their payments and interest. 

I'm looking to finance the project long term in a way that is helps me create positive cashflow.

Has anyone done such a project before?

You are using the projected rental income from the subject property.

How do you gain more confidence as an LP? By reviewing sponsor after sponsor, and deal after deal to uncover what sets apart the good from the bad. 
We want to help you get more of these reps, and we're excited to ki...

And yes, I've done fire restoration projects. 

I’m reaching out with an investment opportunity in a real estate flip project, and I’m currently seeking a limited partner to join me.With a strong track record of successful real estate investments, I am looking to partner with someone who shares an interest in capitalizing on the potential of this market.

I just added solar to the project this year.

Beyond the lessons from the projects themselves, building a business that’s efficient, diversified, and focused on the luxury market has been a game-changer.